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Listing Of The Week 154 Commercial Street

West End two bedroom one bath condo at 154 Commercial Street #3,  975 square feet with an asking price of $629K. This condo has a great location on the corner of Atlantic Avenue and Commercial Street.


154 Com










MLS COPY: Top floor 2 bedroom home with water views and access to Cape Cod Bay across the street. Located in the heart of the West End this bright renovated home has an open living area, large windows to take advantage of the views, wide plank pine floors and kitchen with stainless appliances, black granite counters and cherry cabinetry. In addition to the two bedrooms, there is a large loft space/office above. The bath has a green marble mosaic floor and subway tile surround tub with glass doors. Laundry, central AC, 2 car parking, sunny private deck and an exclusive yard area complete the offering. There is a low condo fee and stable association. New roof in 2013. Weekly rentals and pets for owners. This is a rare opportunity to own a renovated top floor, 2 bedroom home with water views, 2 car parking in the heart of the West End of Provincetown.


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Provincetown Listing Of The Week – 153 Commercial Street

Waterfront condo – 153 Commercial Street #6 , has three bedrooms, 3.5 baths and 1,142 square feet with an asking price of $1.749M.


153 Com








MLS COPY: It doesn’t get any better than this! Located beachfront in the heart of the West End, this 3BR/2.5BA free standing condo lives like a single family, and is the one you’ve been waiting for. This immaculate unit received a gut renovation in 2008 and was refinished in a contemporary style, using the highest quality materials. You’ll enjoy views from every room of this house, and from any of the 3 decks. The open floor plan living space includes a lovely kitchen, dining area, and living room with panoramic views. In unit laundry, gleaming blond pine plank floors, and air conditioning throughout. Direct beach access, weekly rentals permitted, pets for owners, and parking for one small to medium sized car. Very strong rental history. 6 unit association, professionally managed.


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Provincetown Sale Of The Week – 10 Harbour Drive


WOW!  10 Harbour Drive  a five bedroom, six bathroom home with 4,233 square feet sold for $3.995M…and their beachfront is growing by accretion.


10 Harbour








MLS COPY: Experience beachfront living with unparalleled privacy at Provincetown’s newest waterfront community. This newly built spectacular home at Bay Harbour is the largest waterfront home for sale in Provincetown, with over 4000 SF, 5 BR’s and 6 BA’s. Custom chef’s kitchen with WOLF & Subzero appliances. The view pours into the vast living room through the floor to ceiling wrap-around windows. A sumptuous master suite also faces the water & has a private deck,gas FP, WIC,& large bathroom with jacuzzi, steam shower. All bedrooms & the den have ensuite baths. Security, AC, lush grounds, basement, and 2 car garage. While most oceanfront properties are experiencing severe erosion, Bay Harbour, through certified surveys, has experienced over 125 feet of beach ACCRETION seaward since 1976. The property’s approved for a 12×27 ft pool with a jacuzzi.


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Provincetown Listing Of The Week – 293 Commercial Street #3

Two bedroom, great rental income, convenient downtown location.

293 Commercial Street #3 is a two bedroom one bath condo with 608 square feet – asking price of $265,000.


293 LR











MLS COPY: Two bedroom and one full bath top floor condo located in the heart of Provincetown, downtown between the two wharfs. Well designed with two good size bedrooms, 3 huge closets and a bath with a tub. Well equipped galley kitchen with cafe height island pass-through that is open to the bright living room. Total cosmetic interior renovation 3 years ago. A/C units for each room. Pets and weekly rentals are allowed. Fun and convenient downtown location. Excellent rental history.



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This cute condo is one of the few two bedroom condos available under $300K.  A great affordable year round home or income property.

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What $629K Gets You On The Cape


Another great Curbed Comparisons from Jazmine –



What $629,000 Buys You on Cape Cod Right Now

It’s time once again for Curbed Comparisons, where we break down what you can get at the same price point, style or size in five different Cape and Islands neighborhoods. This week, Barnstable listings for around $629,000.

[154 Commercial Street, Unit 3, Provincetown via Zillow]

Here now, eight Cape Cod properties asking around$629,000 – year round, single-families, an old-meets-new condo, views of Cape Cod Bay, fireplaces galore, perpetually pricechopped, in need of TLC, in contract, bulldozer bait, recently renovated, ready to rent, and move-in-ready – with a little something for everyone.

Behold, waterfront bulldozer bait with rather amusing brokerbabble for $629K: “There is a perfectly good house on this land, but will need to have a new septic system due to the present one being too close to the water, and a corner of the dwelling is in a flood zone. So the potential for tearing down the house and building just a smidge back opens the prospects of this property to limitless bounds (other than the ones set by the state and town bylaws).”
Unit 14 is an end unit townhome “in a very private setting located in the village known as SeaQuarters!” The 2BR, 3.5BA features a first floor master, gas fireplace, three-season porch, a finished lower level, and the community pool “just steps away.” Yours for $629,900.
This updated classic Colonial on .46 acres was built in 1994 and features 5BR, 2.5BA in 2,696-sq.-ft. The listing hit the market in early February for $629,000 and was in contract by the end of the month.
“Great Value!!!” The excited brokerbabble aside, this updated 3BR, 3BA on .92 acres features a first floor master, a hot tub room (insert time machine joke here) and a bonus room over the two-car garage. Asking price is $629,000.
Built in 1800, this 4BR, 2.5BA “has been fabulously restored and lovingly and meticulously maintained.” In addition to the 2,072-square-footer, there’s a barn and shed on the 1.04 acre lot. First listed in September for $639K, a December chop brought the ask down to $629K.
First listed in March 2013 for $699K, this 3BD, 2BA upside-down Cape “across from the waters edge on beautiful Herring Pond” is now hoping for $629K.
Here’s yet another in contract abode with a $629K price tag. This contemporary Cape with 3BR, 2BA sits on a tricked-out 1.13 acres with an “in-ground, heated, salt water pool with waterfall, a large hot tub, an outdoor shower and a large storage shed.”
Finally, to PTown. This 2BR, 1BA newly listed West End condo features water views, access to Cape Cod Bay just across the street and nice mix of 1890-meets-2015 in 975-sq.-ft. Asking price is $629,000.
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Provincetown- Spring Buyer Preview


Provincetown – Spring Buyer Preview


While it is early to make many predictions about the spring market, one thing we can say for sure is that the snow and cold has delayed it. Realtors everywhere are notorious for rushing the spring market, and putting all their new inventory on the market as early as possible after the New Year. Not so with all this snow, but hopefully with temperatures rising next week, we will begin to see some listing activity.

Locally our market is tracking market conditions that we see in the downtown Boston neighborhoods. Moderately increasing prices, lower inventory levels and fewer days on market. Demand generally is outpacing supply. Translate this dynamic to a second home market and while demand is high, urgency is much lower than in those urban neighborhoods.

Condo sales are up and they are selling at slightly higher prices. Sales of more expensive single family homes are slower but prices remain even year over year – and it seems there is never enough inventory to satisfy demand in this category.

We have segmented the market into four categories for analysis, the entry-level, the mid market, the luxury market and the $1M plus market.


The entry level ($150K to $399K) is the 2nd busiest market category in Provincetown. Last year 66 properties sold representing 33% of the total. Today there are 25 properties on the market representing 21% of all properties available. Below are 3  favorites.


3 Bradford Street #1,  studio, 278 sf, $248K
3 Bradford Street #1, studio, 278 sf, $249K
15 Cottage St #6, 2 beds, 2 baths, 579 sf, $374K
15 Cottage St #6, 2 beds, 2 baths, 579 sf, $374K
163 Bradford St #3, 1 bed/2 baths, 506 sf, $399K.
163 Bradford St #3, 1 bed/2 bath, 506 sf, $399K.









The entry level is always popular. As you can see above there is quite an assortment of properties available – from charming West End studios at 3 Bradford Street, to an artists cottage at 5 Arch Street, to a West End condo in a complex with its own heated swimming pool. More properties will certainly become available in the next few months and we expect continuing high demand.


The mid market ($400K to $750K) is the most popular category, accounting for 45% of all sales in 2014. Today there are 40 properties on the market in this category, including 31 condos and 9 single family homes representing 35% of available inventory. Below are three favorites.


3 Brown Street #A, 1 bed/1 bath, 700 sf, $475K.
3 Brown Street #A, condo, 1 bed/1 bath, 700 sf, $475K.
19 Bangs Street, Single Family, 3 bed/1 bath, 1,020 sf, $659K.
19 Bangs Street, SF, 3 bed/1 bath, 1,020 sf, $659K.
4 Willow Drive #8, 2 beds/2.5 baths, 1,065 sf, $699K
4 Willow Drive #8, 2 beds/2.5 baths, 1,065 sf, $699K









This is the category where many buyers want to be. A two bedroom and two bath condo in the West End or  East End is on everyones’ wish list. There is a lot of variety  –  from  a standalone condo at 3 Browne Street with one bedroom and two baths, to a charming three bedroom single family house in the East End at 19 Bangs Street, to a renovated two bedroom condo at 42 Franklin Street.  In this category demand generally outpaces supply, and with only 5 months of inventory on the market expect competition when you do buy and be ready to act if you see the perfect property.


The luxury market ($750K to $1M) is a highly visible and closely watched category here in Provincetown as it represents the growing bridge between the mid market and the $1M+ market. This category  accounted for 27 sales last year representing 13% of total sales. There are currently only 18 properties available for sale. Realtors are always lamenting the lack of inventory in this price point as it limits buyer choice. Below are three of our favorites.


23 Winthrop St #3, condo, 3 beds, 2 baths, 1,371 sf, $799K.
23 Winthrop St #3, condo, 3 beds, 2 baths, 1,371 sf, $799K.
25 Miller Hill Road, condo, 2 beds, 3 baths, 1,600 sf, $929k.
25 Miller Hill Road, condo, 2 beds, 3 baths, 1,600 sf, $929k.
18 Brewster Street, single family, 2 beds, 3 baths, 1,374 sf, $949K
18 Brewster St,  SF, 2 beds/ 3 baths, 1,374 sf, $949K









As you might expect this is a category usually full of choices but currently there are only 6 condos and 12 single family properties available. These inlcude the three pictured above:  a three bedroom newly renovated top floor condo;  a spacious arts and crafts style freestanding condo in the East End; and a charming two bedroom single family bungalow on Brewster Street – Watch for a spring inventory surge in this category.


The $1M+ market. This super luxury market represented 9% of all sales in 2014. Interestingly enough there are 33 properties on the market, the second highest of any category at 29% of total inventory. As you can imagine these properties tend to stay on the market a bit longer and absorption is quite a bit slower than other segments. Three of our favorites are below.


664 R Commercial St, condo, 3 beds, 4 baths, 1,560 sf, $1.10M
664 R Commercial St, condo, 3 beds, 4 baths, 1,560 sf, $1.10M
5 Dyer St, single family, 4 beds/3 baths, 2,252 sf, $1.495M
5 Dyer St, Single Family, 4 beds/3 baths, 2,252 sf,  $1.495M
9 Creek Round Hill, 4 beds, 4 baths, 6,346 sf, $2.95M
9 Creek Round Hill, SF, 4 beds, 4 baths, 6,346 sf, $2.95M









There is a broad assortment of styles, locations and pricing in this category, from a new construction freestanding condo high on a hill in the East End, to a traditional Provincetown Captains house on Dyer Street to the most palatial home in the far West End, a 6,000 square foot totally renovated masterpiece on Creek Round HIll Road. These homes represent the best of Cape End living.

Hopefully this market preview has provided  some interesting context and helpful information. We will keep you up to date as the spring market develops. Please let us know if you have any questions or would like more information.


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Buyers Brave Snow Banks

Buyers Brave Snow Banks and Cold to Find a Home in Greater Boston

Buyers are braving snowy streets and clambering up slippery steps to look at the relative handful of homes on the market right now, brokers say.
Buyers are braving snowy streets and clambering up slippery steps to look at the relative handful of homes on the market right now, brokers say.



The Alaskan-style winter that has swallowed Greater Boston threatens to deep freeze spring home sales as well.

Droves of buyers are braving snowy streets and clambering up slippery steps to look at the relative handful of homes on the market right now, brokers say.

But sellers who have been gearing up, in some cases for months, to put their homes on the market in March, are now looking to April or even May, according to listing agents.

The one upside is that when the spring market finally takes off, it is expected to sizzle, with frenetic sales activity extending well into the summer – a time when the market typically takes a breather.

“It’s going to go crazy,” said Deborah Heffernan, broker and co-owner of Avenue 3 Real Estate in Arlington, of the projected warmer months. “I have had a number of people who have held back listing their homes because it is physically too challenging. They are dealing with ice dams and you can’t even see outside the property.”

Massachusetts sales dropped 2 percent in January after rising through the fall and holiday season, with a 10 percent jump in sales in December amid a chilly but snow-free month, according to The Warren Group, publisher of Banker & Tradesman.

The onset of heavy snow and arctic cold was a key factor, and one that will likely result in another drop in sales for February when those numbers are released in late March.

Buyers have proved to be especially hardy this winter. The few open houses that haven’t been canceled due to epic storms of the last few months regularly have attracted crowds, brokers say.

Redfin’s Nancy McLaughin, listing specialist for the western suburbs, said she was stunned to see an overflow crowd show up at an open house she was putting on in Framingham on a recent snowy Sunday.

“We had 30 people in 90 minutes,” she recalled. “They were traipsing through the snow with the most determined looks on their faces.”

Some sellers are also showing similar grit amid an unrelenting winter that has already broken local records for snowfall.

Hans Brings, an agent at Coldwell Banker Residential Brokerage, said he is working with sellers in Waltham who were so determined to push forward with their open house that they decided to take municipal snow clearance into their own hands.

The couple, after digging out their driveway, went to work shoveling out the entire street, trying to widen it enough for buyers to drive down without getting stuck, according to Brings.

Streets effectively turned into one-lane roads by towering snow banks on both sides have been a major problem for buyers trying to get out and see homes, Brings noted.

But many other sellers are deciding to put off listing their homes until the snow melts.

McLaughlin said she has had to push out one listing into April as the sellers scramble to deal with water damage caused by ice dams on the roof.

The same thing is happening in Boston as well, said Neda Vander Stoep, an agent in the Back Bay office of Coldwell Banker Residential Brokerage.

“Many sellers are holding off on listing their properties with the hopes that it will be easier for all to navigate the city as the temps hopefully begin to rise,” she wrote in an email.

In Arlington, Heffernan said she has had clients who were ready to put their homes on the market on April and are now looking to May instead.

Sellers are concerned that buyers simply won’t be able to get a full feel of their homes and what they look like, she said.

One would-be seller in Boston decided to delay for similar reasons, noting buyers wouldn’t be able to see the deck out back, a potential selling point.

“You can’t see the foundations of the house let alone the flowers in the yard,” Heffernan said.

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Micro Units

Love these micro units in Boston. Small spaces can be efficient and comfortable…we dont call them micro units here in Provincetown – we call them charming and authentic Cape Cod cottages.

Five Newer Greater Boston Buildings with Micro-Apartments

Micro-apartments have been popping up by the dozens in Greater Boston in the last few years, going by such aliases as innovation units and micro-lofts. However you dub these roses and where you plant them, they smell generally the same rent-wise: that is, they’re comparable, if not more expensive than, studios and even 1-BRs of similar age and size. Still, micro-apartments! From the Seaport District to East Cambridgethey’re the trend that won’t die. And we’ve got the five buildings in the region with sizable amounts of ’em. Let’s start with one opening in a matter of weeks.


100 Pier 4
The 359-unit development, part of a much larger project in the Seaport District, includes 50 innovation units spread over two floors. Above is a 3D rendering of a 460-square-foot studio asking $2,574 a monthThe complex opens next month.

[Rendering via Elkus Manfredi]

One Seaport Square
The 832-unit Seaport District behemoth, which includes both the Benjamin and VIA towers (and a ton of retail space), officially broke ground in November. Some of its 96 innovation units, which will be concentrated in the VIA spire, are due to be as small as 365 square feet. The rents for these are not yet clear.
[Photo via Bargmann Hendrie + Archetype Inc.]

Factory 63
This 38-unit conversion of an old Fort Point shoe factory dropped in early 2013, and its apartments quickly leased up, including 23 innovation units. Some of these were asking well north of $2,000 a month.

315 on A
Another Fort Point creation, 315 on A held its grand opening in January 2014. It included studios as small as 464 square feet renting for well over $2K a month. It also fostered the concept of 20-Minute Living,which you can’t put a price tag on.

Avalon North Point Lofts
The 103-unit East Cambridge complex carved from an old hot-dog factory (yup) opened in late 2014, and includes what are called micro-lofts. The available 450-square-foot ones now ask at least $2,285 a month.